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Application No.: 20/00588/B Applicant: Miss Natalie Casson Proposal: Creation of raised patio area, parking and vehicular access Site Address: Saint Bees (Formerly Glenlea) Highfield Drive Baldrine Isle Of Man IM4 6ED Senior Planning Officer: Mr Jason Singleton Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 06.08.2020 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This planning application is recommended for approval as it would be an acceptable form of development to the property that would not harm the use and enjoyment of neighbouring properties, the highway and would comply with the General planning policies of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information; This approval relates to drawings referenced; 01; 02; 03 & 1906F 01, all date stamped received on 8 June 2020. _______________________________________________________________
Additional Persons
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The application site is the residential curtilage of Glenlea / Saint Bees, Highfield Drive, Baldrine. The property is a detached bungalow located in a residential estate on the western side of Highfield Road, it sits in an elevated position above the road level and the corresponding properties on the east side sit lower than the road level. The adjoining neighbouring properties to the sides are Duncraggan to the north and the rear garden of Croita-Curleod. - 1.2 To the front of the property is a terraced patio area with natural stone finishing and on the boundary ornamental planting of hedges and bushes. There are a number of steps up to the floor level of the dwellinghouse from the pavement at the front. At present there is no off road parking associate with the dwellinghouse.
2.0 THE PROPOSAL - 2.1 Proposed is the alteration to the front garden to provide off-road parking for two vehicles (6.5m wide and 4.8m deep) and to create a raise the patio area 9m long x 4m deep fronting onto the highway/ footpath, adjacent to the proposed parking area. The scope of works is confined to the front east elevation.
3.1 In terms of local plan policy, the application site is located within an area designated as Predominantly Residential Use in the Laxey and Lonan Area Plan Order 2005, Map No. 2. The site is not located within a Conservation Area. - 3.2 Within the adopted Isle of Man Strategic Plan 2016, the following policies are considered to be relevant in the determination of this application: - 3.3 General Policy 2 (GP2) (in part) Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
3.4 Other Material Considerations The Department has recently published the Residential Design Guidance (March 2019) which provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property.
4.1 The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application. - 5.0 REPRESENTATIONS
5.1 Garff Parish Commissioners were written to (22/06/20) and at the time of writing no comments have been received.
5.2 Highways Services have commented (29/06/20) and do not object but comment there should be no surface water draining onto the highway, a ECVP point needs to be installed and a S.109 (A) Highways agreement will be required. - 6.0 ASSESSMENT
6.1 The fundamental issues to consider in the assessment of this planning application are;
6.2 The proposal would see the removal of part of the front garden to create a recessed parking bay and the remaining garden area raised to create a patio area and bounded with timber posts, spindles and handrail. The appearance of the patio area would be set back from the highway, by the width of the pavement. The boundary wall would be extended to retain the character of boundary wall and finished in a painted render. The main visible element would be the timber balustrade, however in the proposed context of the property and the alterations within this application by creating a driveway, it would be different within the streetscene, but given the levels involved, is possibly the only property in the streetscene that would be able to achieve this.
6.3 In conidering this proposal and the potential visual impact, whilst the proposed alterations would be unique, specifically the patio area and balustrade, consideration has to be given to what can be achieved under permitted development. The existing boundary hedging could be removed without planning consent and replaced with a 1m high timber fence on the boundary. Consideration is given to whether a timber fence would be so different to the proposed timber ballustrades in the same position. Also the existing patio area would still be able to be used as part of the residnetial curtilage. Whilst its visual impact would be subjective, the proposal is not introducing a use that is not already in existinace and the diffentence on timber fencing /ballustrade would have a limited visual impact. The front boundary of the property is set back from the highway by the width of the pavement (approx 1.2m) and given the boundary treatment to the south and the termination of the pavement at this point, this would effectively screen the approaching view of the property when travelling along Highfield drive from south to north up until you are parallel with the property. When travelling in the opposite direction, it would be more apparent but so much to be able to substantiate a refusal recommendation when considering the above assessment. On balance it is considered to be acceptable alteration to the front elevation and would allow for the area to be utilised. On balance the visual impact of the proposals would be consider to comply with those policies of (GP2(b) & (c)) & Rdg19. - 6.4 When viewing the front elevation of the property in the streetscene, the neighbouring property to the south, is the (large) rear garden and the boundary here is a mature hedgerow approx 2m in height. The proposed patio and parking is not considered to have any detrimental impact upon the occupants of this property (Croit-a-Curleod). To the north of the site, is Duncraggan which shares the boundary here this is s 1.8m high timber fence. The creation of parking here would be adjacent to the boundary wall but as the level of the parking area and the levels of the floor level of Duncraggan as approx. 1.5m difference, the proposed parking bay would not be considered to have a detrimental effect on those residents. With regard to the patio area, the levels involved would not lead to any further aspect of overlooking that the existing arrangement given the boundary treatment. On balance it is considered the proposal would accord to GP2(g). - 6.5 The comments from the highways department are heavily relied upon and as they note the visibility will be achievable with the removal of the vegetation 1.05m; the provision of parking for two cars is achievable. Over all they recommend approval subject to the inclusion of a condition for a Section 109 agreement. The proposed parking arrangement would not appear unpleasant or detract from the existing character and appearance of the dwelling and
7.1 For the above reasons, it is concluded that the planning application would not harm the use and enjoyment of neighbouring properties or the highway network and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016, the Residential Design Guide 2019 and is recommended for approval. - 8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date: 01.09.2020 Determining officer
Signed : S CORLETT Sarah Corlett Principal Planner
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